Your entire property portfolio. One operating system.

Property OS is a web application for teams that own or operate commercial property portfolios. It keeps the property register, tenants and leases, rent and arrears, statutory compliance, documents, acquisitions and sales, valuations and reporting in one connected workspace, with access controlled by role.

It is built for commercial portfolios: commercial buildings such as offices, retail and warehousing; IT and tech parks, with tech floors, server cages and office suites; and land parcels. It is not designed for residential societies — for example, it does not handle maintenance billing for individual flat owners.

Yes. Each property can be organised into sites, buildings and leasable units, and the property list, map, dashboard and reports work across the whole portfolio. Property managers can be assigned to specific properties and see only those.

Yes. Leases record their term, lock-in and notice period. Leases approaching expiry are flagged at 90, 60 and 30 days on the dashboard and in alerts, and the lease expiry report lists them by end date.

Administrators define obligation types — such as Property Tax, Khata renewal, Fire NOC, Occupancy Certificate or RERA registration — with a frequency, lead time and any state-specific rules. Property OS generates the due dates for each property, shows red, amber or green status, lets owners attach evidence when they complete an item, and escalates items left open past their due date. It tracks obligations; it does not provide legal or tax advice or certify compliance.

Yes. Documents can be linked to a property, lease, tenant, deal, build-out project or notice. They keep version history and optional expiry dates, can be marked restricted for sensitive files, and are downloaded through links that expire within minutes. Full-text search inside scanned documents is available when the OCR service is enabled for your deployment.

Yes. There are ten standard reports — including rent roll, arrears ageing, vacancy, lease expiry, compliance status and valuation summary — and each can be exported to Excel and PDF. Reports can also be scheduled for weekly or monthly email delivery once a mail server is configured, and transactions can be exported as QuickBooks-compatible CSV.

Every user has one of six roles: administrator, portfolio manager, property manager, compliance officer, finance user or auditor. Permissions are checked on the server for every page, action and download. Property managers are limited to their assigned properties, auditors have read-only access, and every change is recorded in an append-only audit trail.

Yes. Properties, leasable spaces and tenants can be imported from Excel. You see a preview with any errors first, and the import is applied all-or-nothing so a partly loaded register is never left behind. Leases are entered through the lease form, which also generates their rent schedules; bulk lease import is not currently provided.

No. Property OS is for your internal team; tenants and brokers do not log in. It works in a mobile browser, but there is no separate native app. It also does not collect rent or connect to banks or payment gateways — payments are recorded in it.

Use the Book a demo form. Tell us a little about your portfolio and we will reply to your work email to arrange a walkthrough using sample portfolio data.